Wodonga by Martin Heide

central wodonga

KATSIERIS ORIGAMI PTY LTD ARCHITECTURE & URBANISM

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T: +61 3 9662 2588 E: STUDIO@KORIGAMI.COM WWW.KATSIERISORIGAMI.COM

DOCUMENT TITLE:

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

AUTHOR:

PAUL KATSIERIS

Principal Master Planner

PROJECT No:

1101-WOD

DATE:

05 May 2012

STATUS:

FINAL

VERSION:

V11

Disclaimer This publication may be of assistance to you but KATSIERIS ORIGAMI Pty Ltd, its agents and/or its employees, do not guarantee that the publication is completely without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any errors, loss or consequences which may arise from you relying on this publication for any purpose.

© 2012. This document was prepared by KATSIERIS ORIGAMI Pty Ltd and is subject to copyright. Designs and concepts shown herein are retained by this office and may not be used without the written permission of this office.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

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JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

TABLE OF CONTENTS

CENTRAL WODONGA

1.1 URBAN CONTEXT

URBAN SQUARE

1.2 EXISTING SITE

5.2 GREEN SQUARE

1.3 SITE ANALYSIS AND RESPONSE

5.3 THE PROMENADE

5.4 ELGIN BOULEVARD

5.5 SOUTH STREET

5.6 SMYTHE STREET

5.7 CHURCH STREET

5.8 BOND STREET

FRAMEWORK PLAN

2.1 URBAN FORM

EXISTING RAILWAY COMPLEX

STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES

5.1

3.1

RAIL BUILDINGS AND RAIL INFRASTRUCTURE

5.9

NEW STREET 1

3.2

HERITAGE AREA OVERLAY

5.10

NEW STREET 2

CHARACTER PRECINCTS: DESIGN GUIDELINES 20

4.1

PRECINCT 1 - THE URBAN SQUARE

4.2

PRECINCT 2 - THE GATEWAY

4.3

PRECINCT 3 - RAIL HERITAGE PRECINCT

4.4

PRECINCT 4 - THE GREEN SQUARE

4.5

PRECINCT 5 - WEST END

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SCHEDULE OF AREAS

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

1 CENTRAL WODONGA 1.1 URBAN CONTEXT

Towards a Vision The site for the Central Wodonga Redevelopment (the Site) is the former Wodonga Rail Land located on the northern edge of Wodonga’s Central Activity District (CAD). The site is irregularly shaped, approximately 10 hectares in area and bounded by South Street to the north, Elgin Boulevard to the South and by High Street to the East. The site’s western boundary will be established by the future extension of Watson Street. In parallel with the Framework Plan for the site, a branding and marketing identity has been created. This branding will refer to the entire Central Wodonga site as ‘Junction Place’ for redevelopment marketing purposes. The vision for the site is for an exemplary urban redevelopment that reinforces the unique attributes of the City of Wodonga and forms a distinctive, vital new city centre that contributes to Wodonga’s culture, economy, social cohesion and everyday life. This will be achieved by capitalising on the site’s potential to forge new patterns of city development which focus on: •

Pedestrian amenity and street activity.

•

Public spaces that offer places to meet and hold events.

•

Distinctive and exciting new architecture interwoven with heritage architecture.

•

Provision of services and infrastructure in line with Wodonga’s needs.

Wodonga is currently the fastest growing regional city in Victoria; one that is projected to experience steady growth in future years. The Framework Plan presents an opportunity to sustainably prepare for this future growth which, owing to the site’s large scale and strategic location, forms a once in a generation opportunity to comprehensively revitalise Wodonga’s commercial and retail centre. A further consideration has been that the site be redeveloped in a manner that strengthens and broadens Wodonga’s economy. Accordingly, the Framework Plan proposes development patterns that will encourage and support experience-based economic transactions through unique and memorable urban settings.

Aerial view of The City of Wodonga highlighting the Central Wodonga Site

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

The quality and variety of urban settings and experiences on offer will assist in removing the perception of Wodonga as providing a second-tier, out-moded urban paradigm with indifferent urban experiences. The envisaged urban quality will help decrease the leakage of retail spend that drifts outside of the city due to such perceptions. In addition, they will promote an increased capture of existing retail, commercial and entertainment demands as well as creating demand for the offers available across the site and its adjacent retail and commercial areas.

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Framework Plan: Principles and Guidelines

It is to be noted that any naming of all streets, roads, and public open spaces in this Framework Plan are provisional. The provisional names are utilised only for the purposes of urban design nomenclature.The final names will be the subject of considerations by the City of Wodonga and Places Victoria.

The Wodonga Planning Scheme gazetted Schedule 1 to the Comprehensive Development Zone (CDZ) in February 2012.

•

To encourage the redevelopment of the former railway land with a mix of uses that supports and enhances the retail focus within the Wodonga Central Business Area. (CBA)

•

To encourage contemporary, light weight, transparent, and articulated buildings distinctive to Wodonga CBA.

•

To ensure new buildings provide a pivotal central focus on the axis of Elgin Boulevard and High Street.

•

To improve the overall street structure to assist with calming traffic movement and permeability

•

To introduce a design vocabulary that describes the common themes that culminate in the provision of comfortable, usable and safe public spaces

The stated application of CDZ is:

•

To facilitate redevelopment of the former rail land in Wodonga for mixed use development that supports and enhances the consolidation of core retail and commercial activity within the Wodonga Central Business Area. To facilitate use and development in accordance with the Wodonga Central Comprehensive Development Plan Objectives and Precinct Objectives. To facilitate use and development that encourages social interaction, day and night activity, street surveillance for safety and contributes to the city identity.

•

To encourage development of buildings with ‘active frontages’ to create a vibrant pedestrian environment, particularly along Elgin Boulevard and High Street.

•

To create outdoor rooms and spaces between buildings that encourage social interaction, shopping, cultural events and movement both day and by night

•

To discourage development where the presentation of car parking is dominant.

•

To ensure that the construction of key road and pedestrian connections and open spaces integrates the land with the existing urban areas.

To encourage the development of active built form frontages that create a vibrant pedestrian environment, particularly along Elgin Boulevard, High Street, The Promenade and surrounding the public squares.

•

To support the realignment and upgrade of Elgin Boulevard as a priority pedestrian area and retail location.

To ensure pedestrian friendly streets that are not dominated by vehicles and car parking.

•

To create a series of connected urban squares and places that encourages repeat use and visitation.

•

To encourage good quality architecture and urban design which contributes to a defined identity for the Wodonga Central Business Area.

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STREET

ELGIN

BOULE

VARD

HIGH STREET

Comprehensive Development Zone

Specific design objectives, built form objectives and preferred character objectives are proposed and the City of Wodonga will have regard to them when assessing development applications.

•

SOUTH

The Framework Plan also builds on previous engagements and presentations to the Wodonga community; in particular on the master plan and urban concepts presented for community information and engagement during April 2011.

N STRE ET

This will involve the creation of new streets, roads, public open spaces, built form and civic infrastructure and integrate these new elements with existing rail heritage buildings and with surrounding urban fabric. Built form will be innovative in nature and with appropriately scaled public open spaces providing a clear and legible urban pattern. Central Wodonga will become the focus of commercial and civic life, retail and cafe culture, a demonstration of historic building adaptation, public events and gatherings, multi-unit residential living and relaxed, passive recreation in a city centre context.

This ‘Junction Place Central Wodonga Framework Plan: Precinct Principles and Guidelines’ document sets out general design principles and guidelines that are to be applied to the character precincts, streets, roads and public open spaces that together form Junction Place.

WATSO

Central Wodonga will be welcoming and accessible to all, uniquely characterised by successfully drawing upon and integrating its rail heritage infrastructure in a variety of uses including retail, commercial, civic, entertainment, mixed-use and residential buildings within a pedestrian friendly, traffic-calmed environment.

Figure-ground diagram showing the Central Wodonga site in its surrounding built form context. CLIENT

PROJECT

DRAWING

VICTRACK

WODONGA CENTRAL MASTERPLAN

FIGURE GROUND

LEGEND

1:4500@A3

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

1 CENTRAL WODONGA 1.2 EXISTING SITE

Site and Opportunity The Site is ideally located within the centre of Wodonga’s retail and commercial precincts. Historically, the site formed a connectivity barrier between the northern and southern areas of the city and, to a lesser degree, its eastern and western areas. The construction and opening of the new Wodonga Rail Station outside of the city centre with the corresponding closure of the former Wodonga Rail Complex has added to a sense of division and emptiness within the fabric of the city centre.

Key features of the existing site are:

Key features of the areas surrounding the site are:

•

Predominant east west orientation with broad frontages to the north and south.

•

The potential for new development within the existing commercial centre with extensive frontages to two key commercial streets including onto Elgin Boulevard which is one of the key entrances to the city.

Commercial development to the south, east and west that offers the opportunity of companion development on the site that complements and enhances commercial activity in the centre of town.

•

Residential development to the north that offers connection to extensive parklands; Sumsion Gardens. This offers the opportunity of new residential development on the subject site that would be close to the amenities of central Wodonga and would create an appropriate transition to this northern residential precinct.

•

Generally flat terrain with minimum undulations, topographic features and clusters of vegetation. The north western quadrant of the site has a sharp level change at its northern interface with South Street.

•

Irregular perimeter geometry offering a number of potential interfaces with the surrounding urban fabric.

•

Currently, there are few dedicated squares and plazas in the CBA. The incorporation of laneways, pedestrian linkages and public squares would open up to a greater variety of uses including community, cultural, retail, commercial and entertainment uses.

•

A number of existing railway buildings, structures and railway infrastructure are dispersed across the site. It is proposed to retain a number of elements and integrate them into the new redevelopment. Some existing elements are proposed to be removed.

Large roads with broad carriage ways. This offers the opportunity of reclaiming road for additional parking, public open spaces and pedestrian space, bicycle lanes and landscaping.

•

Key rail heritage buildings and rail infrastructure elements should also be integrated into this new city fabric and inform the desired future character of Junction Place as a cultural and social memory of the site’s history and its importance to Wodonga.

•

Neighbouring built form has a “missing tooth” character with large building setbacks dominated by parking and many vacant sites. There is little in the way of a continuous zero lot line built form edge which contributes to a strong “city centre” urban structure.

•

There is no strong “city centre” built form character. Therefore new development has few constraints in terms of character.

•

Neighbouring development is relatively low rise of one to two storeys.

Opportunities now exist to redevelop the site in a manner that removes connectivity barriers and allows the city centre to flow into and throughout the site. This will greatly improve street connections and permeability within the site and the surrounding Central Business Area (CBA).

•

The retained railway heritage buildings and elements are to be reused and adapted in innovative and creative ways to provide a unique attractor and focus to The Central Wodonga area. Due to the irregular nature of the site boundary on the northern frontage it is proposed that adjacent council owned areas will be consolidated into a wider Wodonga Central area. This would increase the opportunity for successful integration of the character precincts with the adjacent existing residential and commercial areas.

•

There are currently no roads that connect north to south for the full length of the site. Key opportunities exist for reconnection to a series of surrounding streets and roads through the site. These connections will assist in the removal of connectivity barriers between areas surrounding the site.

•

The generous dimensions of the site present opportunities to attract retail uses that require larger floor areas as well as presenting opportunities to extend the fine-grained, street-fronted retail experience that activates High Street and Elgin Boulevard.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

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Surrounding Uses Key Landmarks are as indicated below: 1 Former Wodonga Rail Station & Goods Shed 2 High Street Retail Strip 3 Belvoir Park/ Sumsion Gardens 4 Future Mann Central Shopping Centre 5 Centro Plaza Shopping Centre 6 Existing Residential

7 Existing Bulky Goods Retail

7 3

Aerial view of the site looking north

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JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

1 CENTRAL WODONGA 1.3 SITE ANALYSIS AND RESPONSE

Connecting Urban Fabric

Utilising Existing Heritage Buildings

The site is currently without any road or street connections through either its east-west nor its north-south axes.

The site contains the former Wodonga Rail Station Building (dated 1875) and the Goods Shed (dated 1873) built along the former rail corridor. These buildings offer an important reminder of Wodonga’s rail heritage and offer rich inspiration for new development that may add to and integrate with them. Section 3.2 provides further information regarding the rail heritage buildings and infrastructure.

New pedestrian and road connections are required to address this situation and to increase permeability into and through the site. New connections will also allow pedestrian and vehicular movements through the site and create new frontages for new development parcels at the site’s interior. New street design and connections must aim to increase and improve pedestrian amenity, prioritise pedestrian movement over vehicular access, calm vehicular movements, focus built form on the boundary line and disallow the prominence of open lot carparks at street, roads or public open space interfaces.

A Heritage Overlay provides a framework to guide and assist the adaptive reuse and integration of the Rail Station Building, the Goods Shed and part of the rail corridor between these buildings with new development.

Key connection opportunities are:

•

The realignment of Elgin Boulevard and the proposed transport interchange zone.

•

The extension of Watson Street, Smythe Street and Church Street to connect with South Street.

•

Public Space

Built Form

Wodonga currently has a lack of defined public open and meeting spaces in the centre of the city suitable for community events, public gatherings during daytime and nighttime.

Wodonga lacks some of the features that offer a strong central city structure. A continuous zero lot line and defined built form edge exists along Church Street but is absent from other parts of Wodonga’s centre.

Key opportunities to address this issue are:

This is exacerbated by sites dominated by front setback parking and a number of vacant sites in the centre. Development is low rise in scale and does not exhibit a distinct character or architectural style. The centre is spread over a large geographic area and new commercial activity emerging at the periphery of the centre contributes to a lack of focused activity and any sense of a “city heart”.

•

The creation of a major new public/urban square at the eastern sector of the site to connect with the existing Wodonga Central Business Area and The High Street commercial and retail precinct.

•

The creation of a soft landscaped, park-like public open space in the geographic centre of the site to give additional frontage to development parcels fronting this green square.

Specifically:

•

A Heritage Overlay provides a framework for utilising the existing Rail Station and Goods Shed buildings in any future development. Other key elements of rail infrastructure including the Rail Signal Gantry structures are to be integrated into the public spaces of the redevelopment.

•

The creation of a pedestrian promenade public open space that connects the other two primary public open spaces.

There are few landmarks either in buildings or in urban art in Wodonga. An emerging “Civic” precinct along Hovell Street is developing and will be enhanced by the addition of the Cube Performing Arts Centre which will add to the TAFE Space and library precinct. Key opportunities to address built form issues are: •

The creation of new internal street network to connect Elgin Boulevard with Bank Street and Belvoir Park/ Sumsion Gardens.

Provide built form that reinforces street and road structure through zero lot line development.

•

Potential for a major pedestrian realm between existing rail heritage buildings that are to be retained and reused.

Protect and enhance the definition of streets and roads through the sleeving of at grade car parking areas with active use built form.

•

Utilise built form to emphasise important street and block corners through architectural treatments, focused massing and height manipulation.

•

Encourage a mix of uses across the site with built form integrating with public open space.

•

Integrate urban art, existing rail infrastructure and an innovative architecture throughout the public realm.

The designated bicycle and pedestrian pathways distributed throughout the site in a manner that gives priority to pedestrian and bicycle movements over vehicular movements. The development of a number of character precincts that provide further support and integration to the surrounding urban fabric and uses.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

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3.6

EXISTING RESIDENTIAL HOUSING 1 - 2 LEVELS

OCTA

STEEP SLOPE

V IO U S

STREE

Site Analysis and Site Response Plan

LINK TO BELVOIR PARK/ SUMPSION GARDENS

RL 166. 6

PROPOSED CONNECTION OF WATSON STREET TO SOUTH STREET

RL RL

3.8

POTENTIAL FOR NEW STREET THROUGH SITE FOR INCREASED NORTH-SOUTH AND BELVOUIR PARK/ SUMPSION GARDENS CONNECTIVITY

RL 163. 6

4.9

RL 162.7 SHE

POTENTIAL TO EXTEND SMYTHE STREET THROUGH SIGHT FOR INCREASED NORTH-SOUTH CONNECTIVITY

SIG

RAIL MAINTENANCE TURNTABLE STRUCTURE

SHE

3.5

EXISTING COMMERCIAL BUILDINGS 1 - 2 LEVELS

SHE

EXISTING COMMERCIAL 1 - 2 LEVELS

RL 164. 2

RL DE

HERITAGE OVERLAY ZONE ST

4.4

3.6

LIN

POTENTIAL WIDENING OF BOND STREET RV VEHICLES PARKING ZONE

2.8

POTENTIAL TO CONNECT HUME STREET TO CHURCH STREET

ELGINS HOTEL 2 LEVELS

3.5

PROPOSED FUTURE RETAIL DEVELOPMENT LIQUOR STORE

RE-ALIGNMENT OF ELGIN BOULEVARD

RL 163 .6

KFC OUTLET 1 LEVEL

HIGH STREET RETAIL STRIP

POTENTIAL COMMERCIAL OFFICE PRECINCT

CENTRO PLAZA SHOPPING CENTRE SAFEWAY SUPERMARKET 1 LEVEL

POTENTIAL VEHICULAR LINKS

EXISTING VEGETATION

POTENTIAL PEDESTRIAN LINKS

OPEN SPACE OPPORTUNITY

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

RETAIL/ COMMERCIAL 1 - 2 LEVELS

HERITAGE OVERLAY EXISTING BUILDINGS POTENTIALLY DEMOLISHED (EXTENT OF DEMOLITION TO BE CONFIRMED)

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

2 FRAMEWORK PLAN 2.1 URBAN FORM

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•

Support and encourage a mix of uses with public open spaces and social interaction within the city.

•

Promote and encourage pedestrian, bicycle and public transport activity.

•

Reintegrate the site with the surrounding streets and activity centre by creating new vehicular and pedestrian connections North and South as well as East and West.

PL A CE NNE NT D RA MA L D NN EV EL OP M

•

Integrate the site’s two main Heritage buildings, the former Rail Station Building and the Goods Shed Building into the redevelopment through creative re-use and reinterpretation.

•

Calm vehicular traffic and prioritise pedestrian, bicycle and public transport movement over vehicular movement.

•

Promote and encourage buildings that reinforce the forms of streets, roads and open spaces through zero setbacks and the provision of off-street parking areas that are inboard of development parcels (sleeved car parking) with active uses fronting streets and roads

•

Encourage higher built form on key site and at corners of streets and blocks to strengthen the development of a central city character and improve legibility of the urban realm.

HI E T NG

CIA

RC L/ O 5,4 EL 87 2.1 FFI CE m² S

BUS INTERCHANGE ZONE

SAFEW SUPER

MARKET

+ CAR PA

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SITE

Junction Place Central Wodonga Framework Plan

FUTUR E DEV. SI T

CAR PARKIN G

DRIVETHRU BOTTLE SHOP

FUTUR E DEVEL OPMEN T

Promote and encourage 5 distinct Character Precincts across the site.

m² rmed) D US E/ C AFE/ KIOS K

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Key objectives of the Framework Plan’s urban form are to:

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R PL AC FIRST CHOIC E LIQUO R

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RESIDE NTIAL / MIXED USE PA

CA FE TIM B FU E RN RSH ITU ED RE WO EX DON HA GA US AU TC EN SE TOM TR RV O E ICE TIV PL E US

The geometry of the Linked Squares promotes the creation of new streets, roads, development parcels as well as bringing new life to the Heritage Buildings and integrating them into a vibrant new urban pattern.

CARRIE RS ARMS HOTEL

CRYST AL COURT RETAIL

USE

PARCE L 4.2 10,286 m²

E VEHIC LE

SERVIC

/ MIXE D

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The two ‘linked squares’, each with their own distinct urban character and the promenade space linking them, provide the dominant urban form anchor within the Framework Plan.

HOME

AMBULA N STATIO CE N

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RESIDE

LANE

USE/ R ETAIL

CONW AY FUNER AL

FOX D IGITAL IMAGIN G

/ MIXE

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LANE

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BICYCLE

ALBUR Y WODO NGA COMM UNITY HEALT H

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These two public spaces are linked by an active pedestrian promenade which is also a public open space within the length and breadth of the area between the existing Rail Station Building and the existing Goods Shed Building.

UNITS

ATOR

AVIO

FABRIC

OCT

METAL

The key organising anchor of the Framework Plan is the creation of two new strategically located public open spaces; the Urban Square to the site’s east and the Green Square at the site’s centre.

US S TRE

Squares, Linkages and Built Form

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Architect: Katsieris Origami

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Encourage contemporary architecture which responds to the climate, the regional location and contributes to a distinct new character for the city centre and landscape.

•

Utilise landscape to create variation and interest incorporating both hard and soft surfaces, shade and weather protection, response to the heritage elements and spaces for rest, play and events.

•

Encourage urban art which responds to Wodonga’s natural and cultural context and creates differentiation and distinctiveness from other regional cities.

•

Key Landmarks Key Landmarks and surrounding uses are as indicated below: 1 Former Wodonga Rail Station & Goods Shed 2 High Street Retail Strip 3 Belvoir Park/ Sumsion Gardens 4 Future Mann Central Shopping Centre 5 Centro Plaza Shopping Centre

6 Existing Residential 7 Existing Bulky Goods Retail

4 5

Preliminary Study: Form massing and built edges.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Aerial photograph of the site overlaid with the Framework Plan.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

2 FRAMEWORK PLAN

Proposed Streets and Roads

ET CH

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PROPOSED STREETS EXISTING STREETS

STRE

PROPOSED STREETS

HUME

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The existing street and road network surrounding the site is disconnected by the barrier of the former Wodonga Railway Station precinct. A number of streets and roads currently terminate at the boundaries of the site leading to a loss of pedestrian and vehicular connectivity between the adjacent urban fabric. This is particularly evident in the North-South direction.

HUME

SMYT

HE ST RE

E L G IN

HE ST RE SMYT

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LALO

ON S TRE WATS

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Existing Streets and Roads

The Framework Plan’s vision is to reintegrate the site into the existing network of streets by extending the existing road network into the site and around the Green Square.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

The proposed street and road network provides greater pedestrian and vehicular connectivity by: •

Realigning Elgin Boulevard.

•

Extending Watson Street and Smythe Street to connect with South Street.

•

Creating a new street around the Green Square.

•

Bond Street extension.

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Linked Squares

Existing Buildings

9 7

GREEN SQUA RE

6 8 5

EXISTING STRUCTURES

LINKED SQUARES

UR SQ BA UA N RE

6 7 8 9 10

PEDESTRIAN PROMENADE

The two main public open spaces, the Urban Square and the Green Square are linked by a further public open space, The Promenade. The Promenade is a pedestrian realm between the existing Rail Station Building and the Goods Shed. The two squares are to have their own distinct character and qualities but also be complementary to each other. The Urban Square is to be defined by its more civic and hardscaped nature whereas the Green Square is to be defined by its soft landscape treatments, rail heritage interpretive art and largely residential, park-like context.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

1 2 3 4 5

The location of the two public open space areas responds to the alignment of the former rail corridor and rail buildings and the desire to draw pedestrian movement into the site from the intersection of Elgin Boulevard and High Street.

STATION BUILDING

STATION PLATFORM RAILWAY SIGNAL GANTRY GOODS SHED LOCOMOTIVES ENGINEMEN SHED RAIL MAINTENANCE TURNTABLE EXISTING SHEDS

RETAINED

SIGNAL BOX RAILWAY SIGNAL GANTRY EXISTING SHEDS

PROPOSED RELOCATION PROPOSED REMOVAL

A number of existing structures and buildings within the site are to be either removed, demolished in part, retained and re-used or relocated elsewhere on the site. The existing Rail Station Building (1) and Goods Shed Building (4) are to be retained and integrated into the redevelopment with active uses fronting onto The Promenade for the full extent of their length. An eastern portion of the Goods Shed and the section of Station Platform (2) east of the Rail Station Building are to be removed. The western Railway Signal Gantry (9) will be relocated to the Green Square as a portal gateway to the The Promenade. The eastern Railway Signal Gantry (3) will remain in its current position and will be integrated as a heritage feature within the Urban Square. The Signal Box (8), the Locomotives Engineman Shed and Canopy (5) and the existing Sheds (7) are also to be removed.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

2 FRAMEWORK PLAN

PROJECT

Viewlines and Vistas

Sleeved Car Parking

WODONGA CENTRAL MASTERPLAN CLIENT VICURBAN DRAWING SLEEVED

SLEEVED CAR PARKING

BUILT FORM & ACTIVE USE

STREET

CARPARKING SECTION

DATE 17-11-2011 SCALE 1:150 @ A3

AT GRADE CAR PARKING AREAS SLEEVED FROM STREETS

SLEEVED CAR PARKING SECTION STREET

SLEEVED CAR PARKING

STREET

SLEEVED CAR PARKING PLAN

BUILT FORM

The Framework Plan has been developed to encourage a system of viewlines and vistas throughout the Wodonga Central site. These viewlines and vistas increase the legibility of the urban realm and allow citizens to situate themselves in relation to meaningful urban fabric.

1 View of full eastern facade of Goods Shed Building from the centre of the Urban Square. 2 View of full western facade of Goods Shed and Rail Station Building from the central area of the Green Square. The historic spatial relationship between the two buildings must be perceived and maintained.

This enhances the structure of place and assists in the creation of a strong identity for Central Wodonga. Vistas and viewlines also improve pedestrian experience and encourage pedestrian activity. Key viewlines and vistas have been identified and are illustrated above.

3 Full viewline from edge of Green Square to eastern end of Urban Square through The Promenade.

Specific corners and nodes are identified as “corner markers”. These indicate appropriate positions for specific architectural and urban design focus in terms of height, massing, illumination and distinctive architectural treatments.

4 View along High Street looking south to significant “primary corner marker” through architectural form and “gateway” massing at the corner of Elgin Boulevard and High Street.

Open at grade parking lots are to be sleeved by active uses and built form on streets and roads. Driveway access into such parking lots are to be of minimum possible width to preserve the pedestrian amenity of streets and roads.

5 View along High Street looking north to the eastern entrance of the Urban Square to a significant “primary corner marker” through architectural form and massing. 6 View along Hume Street looking north to a significant “primary corner marker” at the south eastern corner of Parcel 3.3a.

The Framework Plan has been developed to reinforce street and road structures. A key determinant of success in this regard is the location of at grade parking lots that are inboard of development parcels and are not located on street, road or public open space interfaces.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Proposed On-Street Car Parking Spaces

12 CAR SPACES

BO 5 CAR SPACES

The number and location of existing on-street car parking spaces within the site as well as its immediate surrounds are as shown above. 176 spaces are available.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

ET ST HI 32 CAR SPACES

N ND

23 CAR SPACES

The construction of a new connecting road network through the site will increase the provision of on street car parking within the site and at its perimeters which will be a parking resource for both existing and new development. The Framework Plan seeks to integrate parking into street design to enhance activity and movement. Large open lot car parks that dominate street presentation of new development will be discouraged.

BOULE

VARD

R E -A L IG

NMEN

7 CAR SPACES

21 CAR SPACES

STRE

E L G IN

PROPOSED CAR SPACES

HUME

ET RE ST GH

6 RV SPACES OR 10 CAR SPACES

SON

15 CAR SPACES

10 CAR SPACES

31 CAR SPACES

3 CAR SPACES

STRE

ET HE ST RE SMYT

TOTAL CAR SPACES= 176

12 CAR SPACES

4 CAR SPACES

EXISTING CAR SPACES

16 CAR SPACES

ET STRE SON WAT

69 CAR SPACES

HE ST RE

STREE

S T A T IO N PLACE

9 CAR SPACES

10 CAR SPACES

SMYT

E L G IN

40 CAR SPACES

N PLA CE BO

5 CAR SPACES

UR CH

E LALO

69 CAR SPACES

R PLA C

5 CAR SPACES

S T A T IO 25 CAR SPACES

WAT

R PLA CE

H STR E

12 CAR SPACES

23 CAR SPACES

LALO

SOUT

ET 23 CAR SPACES

5 CAR SPACES

NK BA

15 CAR SPACES

H STR E

OCTA

SOUT

85 CAR SPACES

OCTA

VIOU

S ST

Existing On-Street Car Parking Spaces

TOTAL CAR SPACES= 425

The number and location of proposed on streetcar parking and Recreational Vehicle (RV) parking spaces within the site and its immediate surrounds are as shown above. On street parking is considerably increased due to the proposed parking median in South Street, the realignment of Elgin Boulevard and in proportion to the amount of intra-site streets and roads introduced. The Framework Plan envisages the provision of 6 RV parking spaces on the south side of the widened Bond Street.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

3 EXISTING RAILWAY COMPLEX PRECINCT 3.1 RAIL BUILDINGS AND RAIL INFRASTRUCTURE

Historic and Social Values

Architectural and Aesthetic Values

•

The former Wodonga Rail Station complex has been pivotal to the historic development of Wodonga and to the wider region. The key buildings forming the identity of the Rail station complex are the Rail Station Building dating from 1875 with enlargements in 1884 and the Goods Shed Building dating from 1873 with later additions c.1940. These historic buildings in particular represent a number of heritage, social and cultural values that have been considered in the development of the Framework Plan.

•

Major mid-Victorian Rail Station Building complemented and supported by the Goods Shed to create a whole.

•

Local landmark within Wodonga.

•

Built relationship and track space between the two main buildings an example of nineteenth century rail operations and logistics in the movement modes of goods and passengers.

Amongst these values are the Rail Station complexes’:

Why Retain the Rail Station and Goods Shed?

•

Role as an interchange point on Australia’s first inter-capital railway.

•

Importance to the development of Wodonga and to the wider region.

•

Size, scale and positioning of the Goods Shed indicating the importance of Riverina trade.

•

Key civic place as a public transportation node used by many generations of the local community.

•

Containment of two of the few surviving late eighteenth and early nineteenth century buildings in Wodonga.

•

Cultural identity, neighborhood character and sense of place

•

As some of the few nineteenth century buildings in Wodonga the Rail Station and Goods Shed are important to the historic cultural identity of the city.

•

Historic buildings such as these are vital to neighborhood character and sense of place and can be usefully leveraged to drive a unique character to any new redevelopment.

•

It is generally accepted that the conservation and integration of historic buildings will add value to new developments.

•

Sustainability – effective use of recycling of building stock and the embodied energy in reclaimed materials.

Existing Condition - Railway Buildings

Looking east into the rail track alignment between the Rail Station Building and the Goods Shed Building. This space is proposed to become The Promenade.

Looking east along the Rail Station Building platform and verandah

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Looking under the Wodonga Rail Station Building verandah

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Rail Station Building

Goods Shed

Rail Signal Gantries

•

Significant opportunities exist in the potential reuse and adaptation of key elements of the Rail Station Complex.

•

The difference in level between the station platform and The Promenade ground level can be mediated through a variety of creative landscape treatments including a series of broad ‘steps’ running the length of the station platform.

As foreshadowed in the Framework Plan, The Rail Signal Gantries provide opportunities for their creative re-use as landmark, feature-gateway elements in both the Urban Square and the Green Square.

•

Opportunities also exist to re-interpret these structures as structures that could be ‘dressed up’ at times of civic festivities. This can occur through decorative lighting, temporary civic banners, armatures to carry environmental graphics and audio elements. It is not envisaged that the gantries would be publicly accessible and they may need appropriate treatments or modifications to discourage climbing or access.

•

The Promenade, the Urban Square and the Green Square can incorporate rail tracks in their paving and landscape treatments to further reflect the rail heritage of the area.

•

Areas under the Rail Station canopies and verandah could be glazed-in using glazed louvre walls, glazed sliding walls or pivoting doors to maintain visibility and create greater interaction and activity between indoor and outdoor environments.

•

Increasing the level of permeability between the Goods Shed and The Promenade is highly encouraged. Subject to appropriate heritage considerations and detailed resolution, the south wall of the Goods Shed could contain a system of operable glazed screens and panels that encourage out door dining and active integration at the level of The Promenade. Roof openings could be added to increase the level of natural illumination and natural light ambience.

Looking under the Wodonga Rail Station Building verandah

Goods Shed West and South Elevations

Rail Signal Gantry overhead structure

Rail Station Building North facade

Goods Shed Building interior

Eastern Rail Signal Gantry

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

3 EXISTING RAILWAY COMPLEX 3.2 HERITAGE AREA OVERLAY

Heritage Overlay Plan The Heritage Overlay plan indicates the geometry and extent of buildings to be retained, reused and creatively integrated into the redevelopment. The Heritage Overlay indicates the extent wherein a planning permit is required to demolish and to construct buildings and works.

Location Plan

Heritage Overlay Location

Heritage Overlay Plan extracted from Reeds Surveyors Plan Ref: 21654/HS Version C. Dated 6 February 2012.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Goods Shed building south facade.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Rail Station Building north facade.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES

CHARACTER PRECINCTS The CDZ Schedule 1 and the Framework Plan propose five distinct Character Precincts (the Precincts). Each of these Precincts is to develop its own unique urban identity as well as cohering to create the unified urban whole that is Junction Place. The Precincts may share many attributes in common whilst retaining their individual complexion. The character of each precinct is largely informed by the nature of the built form, public open space and street network that contributes to its making and definition. The five Character Precincts are: •

Precinct 1 - The Urban Square

•

Precinct 2 - The Gateway

•

Precinct 3 - Rail Heritage Precinct

•

Precinct 4 - The Green Square

•

Precinct 5 - West End

The naming of the Precincts, as with all streets, roads, public open spaces and public squares that appear in the Framework Plan are provisional. The provisional names are utilised for ease of identification and urban design nomenclature.Final names will be the subject of further considerations by the City of Wodonga. The following Design Guidelines of this Section 4 are relevant to the five Precincts with specific guidelines for each Precinct. In developing designs for the various Precincts, reference and due regard is also to be made to the General Attributes and urban design principles established in Section 2 - Framework Plan and Section 5 - Streetscapes and Public Spaces: Design Guidelines.

Preliminary Study: The Urban Square looking towards The Promenade

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Image: Katsieris Origami

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

US S TRE

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KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

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Junction Place Central Wodonga Precinct Plan

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Architect: Katsieris Origami

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES 4.1 PRECINCT 1 - THE URBAN SQUARE

Introduction CDZ Schedule 1 Section 2.0 states: This precinct provides a new urban square with a centre of town character. Development with higher built form and innovative design will define the corner and enhance the urban square. Ground level activation with specialty shops with small retail frontages to the south and east edges of new built form will promote pedestrian activity and integration with the urban square and the intersection of Elgin Boulevard and High Street.

Artist’s Impression - The Urban Square •

Built form is to protect and enhance the amenity of the urban square through ground level activation and integration with the square.

•

Slow traffic movement encouraged along Church Street to enhance pedestrian connection between Precinct 1 and 3.

Built Form Objectives

The Urban Square Precinct is envisaged as a primary gateway site and a new central meeting place within Wodonga. Excellence and innovation is sought for this Precinct to build a new central city character. Urban Art and landscaping will contribute to a city square that will host daytime and night-time activity and events. The square will contribute to and also be in turn activated by the surrounding retail, commercial and public uses.

•

Encourage higher built form at edges to emphasise prominent urban corners.

•

Encourage contemporary colonnade or verandah structures fronting the Urban Square for the provision of shade, weather amenity and adding a sense of civic interface.

•

Weather protection of street through awnings.

The precinct is determined by strongly delineated public open space and clearly defined built form elements that contribute to the definition of the Urban Square. Consideration of street edges and activation is required to promote a strong pedestrian focus and integrate the precinct with the remaining precincts and the Central Business Area.

•

Encourage innovative shade structures.

•

Encourage innovative lighting for night-time presence and events.

•

Encourage a distinctive and contemporary designed mixed-use/cafe/kiosk with appropriate indoor and outdoor seating areas at the Elgin Boulevard interface with the Urban Square.

•

Minimum two level height with zero setback other than the setback at the south-west corner to preserve views of the goods shed eastern facade from the centre of the Urban Square.

•

Encourage development of a high quality design, including an all weather Urban Square cafe with external seating and dining areas at the southern edge of The Urban Square.

Land Use and Development Objectives

•

Integration of existing rail signaling gantry structure a key feature of the Urban Square.

CDZ Schedule 1 Section 4.0 states:

•

Maintain a clear and unimpeded pedestrian view line from the center of the Urban Square into The Promenade.

Key Attributes of the Urban Square Precinct are; •

A central meeting place.

•

A gateway site.

•

A key connection node.

•

An excellent integration between high quality architecture, built form and public open space.

•

Distinctive and unique to Wodonga.

•

To create an urban square with a centre of town identity with high quality urban design that incorporates rail heritage and urban art.

•

The urban square to be designed to be a central meeting place which has good pedestrian linkages to other precincts and High Street, offers good solar amenity and weather protection and encourages day and night activity.

•

To provide innovative design and higher built form of a minimum of two storeys height with ground level activation to the south and east to define the corner and offer a distinctive entry to town.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Looking west from The Urban Square to The Promenade

Reference Image: Urban Square Activity

Reference Image: Landscape Treatments

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Urban Square Precinct - Location Plan

Setbacks & Building Awnings

BUILDING AWNINGS MIN 2.0 METERS

INCREASED HEIGHT PERMITTED

E E R T

FOX DI GITAL IMAGIN G

U C

E LANE

IC/

EL 1

EXTENS

ION BEY ON

E T S

I G

H I G ON

HI E T NG

/ KIO SK

A minimum of two storeys in height is encouraged with higher zones at the prominent corners. The extent of overshadowing of the Urban Square will influence decision making regarding appropriate heights. Refer also to Section 5 Solar Access for specific guideline.

Storeys above 2 levels are encouraged to be setback. The southwest corner of Parcel 1.1 is to be setback for the first two levels to preserve views of the Goods Shed east facade from the centre of the Urban Square.

Built Edges and Active Frontages

Car Parking

OPTION TO NARROW ELGIN BLVD WITH 3m MEDIAN STRIP

VEHICULAR CROSS- OVER ZONES

T S

S H

T E E

ACTIVE EDGES

IL/

CAR PARKING ZONE. SLEEVED BY ACTIVE USES.

RE WOOLW ORTHS SUPERM ARKET + CARP AR

CONTINUOUS BUILT EDGES WITH MINIMUM HEIGHT OF 2 STOREYS

T S H I G

Built edges at Ground Level are to the boundary of development parcels to reinforce street patterns and public open space edges. Colonnades and verandahs fronting onto the Urban Square are encouraged and are to be contained within development parcel boundaries. Building frontages are to have high degrees of visual transparency and interaction with the streets. KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

I G

BUS INTERCHANGE ZONE

The Urban Square Precinct is located to the east of the SITE site and interfaces with the Wodonga Central Business Area predominantly to its south and the proposed bus interchange zone. The precinct is a major armature for pedestrian activity travelling east-west through the Urban Square to link with The Promenade and adjacent precincts.

FUTURE DEVELO PMENT

CAFE

KFC

FUTURE DEV. SI TE FUTURE DEV. SI TE FUTURE DEV. SI TE FUTURE DEV. SI TE

FUTURE DEV. SI TE

DEVELO SITE PMENT

E ST RE

FUTURE DEV. SI TE

FUTURE

HUM

THE SMY

D US E/

DRIVETHRU BOTTLE SHOP

MIXE

CAR PARKIN G

ELGIN’ S PUB

STRE

PARCEL

ED LAN D

PROPOS

O PLAZ A

D SITE BOUNDA

CENTR

FUTURE DEV. SI TE

EVA

RC H

IST

E LANE

N BO UL

BICYCL

BARGAI N BUYS

FITNES S/ GYM

E R

CA FE TIM FU BER RN SH ITU ED RE WO EX DON HA G US A AU TC EN SE TOM TR RV O E ICE TIV PL E US

ST ELGI

E R PL AC FIRST CHOICE LIQUOR

LALO

ALDI

CARRIE RS ARMS HOTEL

CRYSTA L COURT RETAIL

E VEHI CL

SERVIC

AMBULA NCE STATIO N

PEDS/

SON

BICYCL

ALBURY WODON GA COMM UNITY HEALTH

WAT

CONW AY FUNERA L HOM

STRE

TH S TRE

SOU

UNITS

N UNITS

2 STOREY MIN T

HOUSIN

NTIAL

BUILDING SETBACKS MIN 3.0 METERS ABOVE 2 STOREYS

RE NG RE SIDE

EXISTI

UNITS

1 STOREY MAX

ATOR

AVIO

FABRIC

OCT

METAL

US S TRE

Building Heights

Off-street car parking is to be located away from all street and public open space interfaces and inboard of development parcels. Active uses are to surround car parking areas at ground level street and public open space interfaces. Vehicle crossover points are encouraged to be in the locations indicated and be the minimum possible width.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES 4.2 PRECINCT 2 - THE GATEWAY

Introduction

Preferred Character and Objectives

CDZ Schedule 1 Section 2.0 states:

Key Attributes of The Gateway precinct are;

Precinct 2, together with Precinct 1 is the southern edge to the gateway of Elgin Boulevard and High Street where higher built form, innovative design and a landmark office building is encouraged. Ground level retail including food and drink premises will take advantage of the northern aspect and reinforce the pedestrian focus and transition to High Street.

•

A commercial and retail focus.

•

A center of town identity.

•

Key connection node and interface with Elgin Boulevard, Hume Street, High Street and the proposed bus interchange zone in Reid Street.

•

Landmark potential and a key site for a landmark building that should also create a distinctive entry to the Central Business Area.

The Gateway precinct occupies the south-eastern quadrant of the site. As the name implies this area forms a junction between the existing areas of the Wodonga Central Business Area and the surrounding character precincts.

The Gateway Precinct

It’s character is largely determined through commercial uses and in that sense should integrate with the Wodonga Central Business Area that surrounds it. It is equally important that the northern boundary of the junction acts as a backdrop to the southern edge of the Urban Square.

Land Use and Development Objectives

Built Form Objectives

From CDZ Schedule 1 Section 4.0:

•

Create a distinctive entry to the Central Business Area.

The land use and development objectives of this Precinct are:

•

Strong definition of Elgin Boulevard and High Street corner encouraged by distinctive corner treatment to the built form.

•

Minimum 2 levels with higher levels encouraged at corners.

•

Car parking concealed behind facade of buildings and by active uses.

•

Car parking access/entry to be via Hume and High Streets, and not Elgin Boulevard.

•

Encourage ground level activation such as cafes to take advantage of the northern aspect.

•

Wide footpaths treated in an appropriately civic context.

•

To provide higher built form of a minimum of two storeys to define the corner and offer a distinctive gateway entry to town. To encourage a landmark development with ground level retailing that activates the corner and responds to the northern aspect. New built form and public open spaces to be designed to encourage pedestrian transition from Precinct 2 to Precinct 1.

Precedent Image: Built form acting as a backdrop to an urban public open space

Reference Image: Commercial building with corner focus

Reference Image: Built form as gateway signifier Arch: Hassell

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Building Heights

Setbacks & Building Awnings

RE HOUSIN

TIM FU BER RN SH ITU ED RE WO EX DON HA GA US AU TC EN SE TOM TR RV O E ICE TIV PL E US

PROPOS

ED LAN D

PARCEL

FUTURE DEV. SI TE

HI E T NG

EXTENS

ION BEY ON

D SITE BOUNDA

MIXE

D US E/

CAR PARKIN G

/ KIO SK

KFC

Any storeys above 2 levels are encouraged to be setback as per the above diagram. Awnings and canopies are encouraged for shade and weather protection at street interfaces.

Built Edges and Active Frontages

Car Parking

OPTION TO NARROW ELGIN BLVD WITH 3m MEDIAN STRIP

CIA

L/ 2.1

BUS INTERCHANGE ZONE

FIC

WOOLW ORTHS SUPERM ARKET + CARP AR

IL/

CONTINUOUS BUILT EDGES WITH MINIMUM HEIGHT OF 2 STOREYS

CAR PARKING ZONE. SLEEVED BY ACTIVE USES. VEHICULAR CROSS- OVER ZONES

ACTIVE EDGES MI

E L G I N

B O U L E V A R D

Built edges at Ground Level are to the boundary of development parcels to reinforce street patterns and public open space edges. Colonnades and verandahs of contemporary designs, fronting onto the Urban Square are encouraged and are to be contained within development parcel boundaries. Building frontages are to have high degrees of visual transparency and interaction with the streets. KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

S T R E E T

H I G H

S T R E E T

H U M E

H I G H

S T R E E T

FUTURE

DEVELO PMENT The Gateway precinct is located at the southeastern sector of SITE the site. It provides the opportunity for a significant landmark building at the corner of High Street and Elgin Boulevard. This precinct acts in concert with the Urban Square Precinct to it’s north to provide significant gateway opportunities in both the north-south and the east-west directions.

S T R E E T

FUTURE DEV. SI TE FUTURE DEV. SI TE FUTURE DEV. SI TE FUTURE DEV. SI TE

FUTURE DEV. SI TE

CAFE

DEVELO SITE PMENT

HUM

SMY

O PLAZ A

THE

CENTR

FUTURE DEV. SI TE

FUTURE

DRIVETHRU BOTTLE SHOP

E ST RE

ELGIN’ S PUB

STRE

A minimum of two storeys in height is envisaged with higher levels encouraged particularly on the corner of Elgin Boulevard and High Street. Refer also to Section 5 Solar Access for specific guideline.

H U M E

U H

IST

H EVA

E LANE

N BO UL

ELGI

BARGAI N BUYS

BICYCL

FIRST CHOICE LIQUOR

FITNES S/ GYM BICYCL

ALDI

LALO

R PL AC

CARRIE RS ARMS HOTEL

H U M E

CRYSTA L COURT RETAIL

E VEHI CL

SERVIC

S T R E E T

HOME

AMBULA NCE STATIO N

ALBURY WODON GA COMM UNITY HEALTH

B O U L E V A R D

H I G H

E LANE

FOX DI GITAL IMAGIN G

S T R E E T

E LANE

S T R E E T

CONW AY FUNERA L

BICYCL

PEDS/

E L G I N

B O U L E V A R D

S T R E E T

UNITS

STRE

TH S TRE

SOU

SON

BUILDING AWNINGS MIN 2.0 METERS

E L G I N

N UNITS

WAT

INCREASED HEIGHT PERMITTED

H U M E

NTIAL

H I G H

NG RE SIDE

EXISTI

UNITS

BUILDING SETBACKS MIN 3.0 METERS ABOVE 2 STOREYS

ATOR

AVIO

FABRIC

OCT

METAL

2 STOREY MIN

US S TRE

Precinct Location Plan

Off street car-parking is to be located away from all street interfaces and are to be inboard of development parcels. Active uses are to surround car-parking areas at ground level street interfaces. Vehicle crossover points are encouraged to be in the locations indicated and be of the minimum possible width.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES 4.3 PRECINCT 3 - RAIL HERITAGE PRECINCT

Introduction CDZ Schedule 1 Section 2.0 states: This Precinct will offer mixed use development that responds to and enhances the amenity of the central Green Square and heritage buildings as a place for passive recreation and events. The former rail heritage buildings will be a key focal point through adaptive re-use and integration with contemporary architecture to enhance Wodonga’s identity, amenity and tourism. Higher built form is encouraged with articulation to protect ground level amenity. Hotel accommodation is encouraged. The Rail Heritage precinct is the largest of the character precincts. It is largely defined by a public open space between the former Rail Station Building and the Goods Shed Building. This public open space is referred to as The Promenade and is a pedestrian area envisaged to be lively with activity and flanked by active uses. The Rail Station building and the Goods Shed Building are to be adapted and reused in the new re-development.

Artist’s Impression - The Promenade •

Increasing the level of permeability between the Goods Shed and The Promenade is highly encouraged.

•

Subject to appropriate heritage considerations and detailed resolution, the south wall of the Goods Shed could contain a system of openable glazed screens and panels that encourage out door dining and active integration at the level of The Promenade.

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The difference in level between the station platform and The Promenade level can be mediated through a variety of creative landscape treatments including a series of broad ‘steps’ running the length of the station platform.

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The space between the former rail station building and the Goods Shed will be designed to connect with precinct 1 by reinforcing site lines along the former rail corridor and by pedestrian way finding strategies.

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Creative adaptation of former rail infrastructure and design will respond to the rail heritage of the precinct. Adaptation of the rail heritage buildings are to be of a contemporary nature and achieve excellence in design. Reproduction heritage architecture will be discouraged.

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Consideration will be given to landscaping and street treatments to visually integrate precinct 1,3 and 4 and encourage pedestrian activity on the east and west axis through the precincts.

Preferred Character and Objectives •

The largest precinct with a linking public space between the former rail station and the goods shed.

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Mixed use character with hospitality and dining cafe functions encouraged to activate The Promenade.

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A highly pedestrianised precinct also containing bicycle pathways.

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Retail, commercial or residential hotel uses to address Elgin Boulevard.

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Pedestrian connections northwards to South Street, Bank Street, and Belvoir Park/ Sumsion Gardens encouraged.

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Strong linkage with the Green Square and the Urban Square with clear way finding and unimpeded viewlines.

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Rail Heritage artifacts and the adapted heritage buildings to give a unique character to the precinct and to encourage visitors and tourists.

Built Form Objectives •

Rail Heritage Complex •

Green Square and Rail Heritage complex to be designed to integrate and respond to each other.

•

Integration of remnant railway infrastructure is encouraged; particularly the relocation of the western rail signal gantry to act as a gateway portal to The Promenade. 26

Elgin Boulevard and surrounding streets •

Zero lot line setback of built form to Elgin Boulevard.

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Higher Built form permissible subject to maintaining appropriate solar access to street and ground level activation to Elgin Boulevard.

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Rear loading areas of commercial and retail uses are to be located away from streets and public open spaces.

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Built form, open space and road design to reinforce a pedestrian priority character and encourage calm traffic movements.

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To provide vehicle and pedestrian linkages to South Street.

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Development to be orientated to address open spaces and minimise the extent of blank walls.

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To encourage mixed use development that responds to and enhances pedestrian links to the Urban Square, the Green Square and the rail heritage buildings.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Looking into The Promenade from the Green Square

Potential Goods Shed adaptation with glazed openings

Potential rail station building adaptation with level change treatments and glazing of the existing platform canopy KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Building Heights

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A minimum of two storeys in height is envisaged with higher levels encouraged where indicated above. Refer also to Section 5 Solar Access for specific guideline.

Any storeys above 2 levels are encouraged to be setback as per the above diagram. Awnings and canopies are encouraged for shade and weather protection at street interfaces.

Built Edges and Active Frontages

Car Parking

OPTION TO NARROW ELGIN BLVD WITH 3m MEDIAN STRIP

BUS INTERCHANGE ZONE

VEHICULAR CROSS- OVER ZONES

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ENT SI The Rail Heritage precinct is the largest of the character TE precincts and is centrally located within the site. It is largely defined by the rail heritage buildings that are to be reused and integrated into the surrounding development.

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Built edges at Ground Level are to the boundary of development parcels as shown above to reinforce street patterns and public open space edges. Building frontages are encouraged to contain active uses with high degrees of visual transparency and interaction with the streets.

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Off street car parking is to be located away from all street interfaces and is to be inboard of development parcels. Active uses are to surround car-parking areas at ground level street interfaces. Vehicle crossover points are encouraged to be in the locations indicated and be of the minimum possible width.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES 4.4 PRECINCT 4 - THE GREEN SQUARE

Introduction

Preferred Character and Objectives

CDZ Schedule 1 Section 2.0 states:

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A residential and mixed use precinct with a variety of medium density dwelling options.

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A key open space is the central Green Square: a high quality landscaped park for the surrounding residents

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Pedestrians and passive recreation that links with The Promenade.

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Residential focus and pedestrian priority.

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Community use is encouraged.

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Pedestrian connections northwards to South Street, Bank Street and Belvoir Park/ Sumsion Gardens encouraged.

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The Green Square provides a setting for viewing the heritage buildings and for relocating the western Rail Signal Gantry structure.

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New buildings to be setback from and address the Green Square.

This Precinct is to offer mixed use development of two to four levels which is predominantly residential and designed to address and enhance the Green Square. New development and the Green Square are to respond to and enhance the rail heritage buildings in Precinct 3.

The Green Square precinct is characterised as a predominantly residential precinct with some elements of mixed-use which interfaces with the existing residential areas to the north of South Street. The precinct is further defined by a large public open space that it partially surrounds; The Green Square. The Green Square public open space is envisaged to have a garden and “park-like” character with an emphasis on soft landscaping. The residential uses are envisaged to be of a medium density nature including townhouses, apartments, home offices and multi-unit dwellings of an innovative and high quality nature. The streets within the precinct are to be “slow streets” with opportunities for traffic calming measures, sensitive kerb treatments and focus of pedestrian safety and amenity. Community uses are encouraged and The Green Square is envisaged to contain areas for passive leisure activities, children’s play area, rail heritage interpretive art and a water feature.

Examples of Medium Density Residential Development

Reference Image

Arch: Billard Leece

Built Form Objectives •

2-3 storey scale to Green Square - higher built form at street corners encouraged.

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3-4 metre landscaped setback from front boundaries to promote Semi-public/private gardens to street interfaces and interfaces with the Green Square.

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Residential uses facing South Street and the new streets surrounding Green Square to have rear vehicular access.

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Green Square and the Rail Heritage complex to be designed to integrate and respond to each other.

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Integration of remnant railway infrastructure encouraged.

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High quality contemporary design and architecture

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Encourage the development of innovative, medium density residential typologies.

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Low fences on perimeter on boundaries to enable visual connection with built form behind from street level.

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The Green Square is to offer passive recreation opportunities, a place for events and good pedestrian, bicycle and vehicular linkages to South Street and Smythe Street.

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Developments facing South Street and Green Square to have rear vehicle access.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

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A minimum of two storeys in height is envisaged with higher levels encouraged at street corners. Refer also to Section 5 Solar Access for specific guideline.

Any storeys above 2 levels are encouraged to be setback as per the above diagram.

Built Edges and Active Frontages

Car Parking

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OPTION TO NARROW ELGIN BLVD WITH 3m MEDIAN STRIP

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Built edges at Ground Level are to the boundary of development parcels as shown above to reinforce street patterns and public open space edges. Residential uses are to have a 3-4 metre setback from front boundaries.

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The Green Square precinct is located at the centre of the site with key interfaces to the residential areas north of South Street and to the West End Precinct.

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Off street car parking is to be located away from all street interfaces and is to be inboard of development parcels. Vehicle crossover points are encouraged to be in the locations indicated and be of the minimum possible width. Provisions to be made for visitor parking within development parcels.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

4 CHARACTER PRECINCTS: DESIGN GUIDELINES 4.5 PRECINCT 5 - WEST END

Introduction

Preferred Character and Objectives

CDZ Schedule 1 Section 2.0 states:

•

Location for larger format buildings.

Precinct 5 is to provide opportunity for large format mixed use development with landscaped setbacks. Medical and education uses are encouraged. Vehicle, pedestrian and bicycle permeability is to be provided through the precinct with good connections to the other precincts.

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Buildings to address Watson, South and Smythe Streets.

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Landscape buffer to be provided to South Street and Smythe Street.

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Lalor Place to be utilised for loading access.

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Vehicle Access to be from Watson, Smythe Streets and Lalor Place.

The West End precinct is envisaged as a location for larger format buildings. These buildings are to exist in a campus like setting surrounded by areas of landscape and a wide landscaped buffer is to be provided to South Street and Smythe Street. The precinct is characterised by a very large difference in level between South Street and the site. This change in level yields opportunities to conceal car parking through the creation of dual level entries and exits.

West End Precinct

Built Form Objectives •

Larger format buildings in a campus-like setting.

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Atrium and courtyard type buildings are encouraged to take advantage of Wodonga’s climate.

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Built form elements to be used to conceal car parking from the surrounding streets and residential areas.

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Built forms with appropriate screens, canopies and loggia elements encouraged. Colonnade elements to provide shading opportunities are encouraged.

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New development to address Watson, South and Smythe Streets.

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Lalor Place to be used for loading access.

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Vehicular access is encouraged from Watson Street, Smythe Street and Lalor Place.

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Pedestrian and bicycle permeability through the site to be provided. Development facing South Street to have rear vehicle access. Reference Image: Courtyard building typologies are ideally suited to Wodonga’s climate.

Reference Image: A crafted materiality. TAFE Space, Wodonga Arch: Garner Davis

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

Reference Image: Responsive design

(Central Coast Arts and Conference Centre). Arch: TZG

Reference Image: Innovative design.

Automotive Centre of Excellence.

Arch: Lyons

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

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Any storeys above 2 levels are encouraged to be setback as per the above diagram. Buildings are to be setback from Smythe Street with a wide landscaped buffer for the full length of the Smythe Street frontage.

Built Edges and Active Frontages

Car Parking

OPTION TO NARROW ELGIN BLVD WITH 3m MEDIAN STRIP

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The West End precinct is located at the western end of SITE the site. It interfaces with existing residential areas to the north of South Street, Smythe Street and commercial/retail uses to the south.

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A minimum of two storeys in height is envisaged at street interfaces. Higher levels encouraged as per above. Refer also to Section 5 Solar Access for specific guideline.

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Built edges with continuous active frontages are not considered to form a high priority in this precinct.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Off street car parking is encouraged to be located away from all street interfaces and is to be inboard of development parcels. Vehicle crossover points are encouraged to be in the locations indicated and be of the minimum possible width.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES

Introduction

General Attributes

A new system of inter-connecting streets, roads and public spaces is proposed in the Framework Plan.

The following General Attributes are to be applied across all streets, roads and public open spaces in the Framework Plan.

A key measure of the success of Junction Place will be the creation of usable and enjoyable public spaces that interweave with the daily city life. Public spaces should therefore enhance the cultural meaning, activities and memories associated with a place.

They are also to be read in conjunction with the specific requirements of adjacent Precincts (Section 4) and the further guidelines in this Section 5 as they apply to specific streets, roads and public open spaces. Surface Treatments Flat wide footpaths should be provided on main streets to promote pedestrian activity and retail experience. Footpaths with paving patterns can add visual interest and appeal to street and further reinforce a precinct character. Edges Activity often occurs towards the edges of public open space; proper and clear definition of edges is a key to creating successful public space. The treatment of edges should define the boundaries of public space and provide amenity to potential users i.e. raised edges with seating opportunities, trees and shade, street furniture placed at strategic junctures, type and placement of lighting and other space-defining elements. Central Features The centre of spaces such as squares and plazas should have architectural features that are visually interesting, reflective of local culture and/or history and promotes community involvement. A place’s identity and values can be captured in the visual and physical qualities of its urban landscape.

Streetscape Character Successful streetscapes are characterised by built form that properly and clearly defines the street edge. Intersections of streets should be punctuated with prominent built form that addresses the street. Streets and roads should have a relative flat camber that promotes easier pedestrian crossings. Streets with seats and services at regular intervals should be provided. Solar Access Built form and building heights on the northern sides of streets and public open spaces must not overshadow more than 40% of the area of public open spaces and no more than 30% of the area of southern footpaths between the hours of 10.00 am and 2.00 pm during the Equinox (22 September). Roof top plant rooms, lift over-runs and other roof-mounted structures and equipment are considered to form part of a building’s height for the purpose of solar access considerations. Casual Surveillance and Safety Views to open space can improve the perceptions of safety in public space. The location of planting, fences or wall should provide a minimum of 30% visual penetration from the street into public places.

Urban Art City of Wodonga’s support for arts and culture acknowledges the social, health, wellbeing and economic benefits of fostering a diverse, culturally engaged and active community. Urban art is encouraged; particularly where it promotes community interaction and involvement.

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Levels of Activation Date: 02 April 2012 GRADE

LEVEL OF ACTIVATION

A minimum of fifteen premises for every 100m A diverse range of functions/land uses

More than twenty-five doors and windows every 100m.

A minimum of 25 openings for every 100m

blind/blank facades and few passive ones. The antithesis of active No frontages are continuous blank Much depth and relief in the building surface. frontages that deaden street segments as well as breaking High quality materials and refined details. the continuity of experience that is vital to street activity and the creation of successful streets. Ten to fifteen premises every 100m. B More than fifteen doors and windows every 100m. The following grading of levels range of activation provides a scale A moderate of functions/land uses. A blind/blank or few passive facades. to the to judge the performance of designs according Some depth and modeling in the building surface. intensity of active frontages that are proposed.

The design of active built form frontages should achieve Six to ten premises every 100m. GradeCA, B, or C as listed inrange theofadjacent ‘Level Some functions/land uses. of Activation’ Table. Very little depth and modeling in the building surface.

A range of 6-10 premises for every 100m A brief range of functions/land uses Very little depth and relief in the building facade Standard materials and few details

A minimum of 3-5 premises for every 100m Minimal range of functions/land uses. Predominantly blind/blank or passive facades. Uniform building facade treatment

Minimum of 1-2 premises every 100m Uniform functions/land use Exclusively blank/passive facades treatment Uniform building facade treatment

Prohibition of blank facades treatments High amount of depth and relief in the building facade Use of high quality materials and detailing A range of 10-15 premises for every 100m A minimum of 25 openings for every 100m A moderate range of functions/land uses. Restriction of blank facade treatments Good amount of depth and relief in the building facade Use of good quality materials and detailing

Good quality materials and refined details

Very little depth and modeling in the building surface.

•

Church Street

Grade B, C

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Grade A, C

No details and nothing to look at.

Bond Street

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Green Square Flat building Gradesurfaces. B, C

AVIO

Predominantly blind/blank or passive facades.

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One or two premises every 100m.

of functions/land uses. Urban Square No range Grade A, B

US S TRE

The Promenade Grade A, B

OCT

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Few or no details

STRE

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Flat building Elgin Boulevard Gradesurfaces A

Predominantly blind/blank or passive facades.

•

Specific levels of built form activation streets, roads and Standard materials and for few details public open spaces are listed below. Three to five premises every 100m. D or no range • High Street LittleGrade A of functions/land uses.

LEVEL OF ACTIVATION TheGRADE number of doors, entrances and openings generating activity directly visible from and adjacent to public space is a More than fifteen premises every 100m A A large range for of functions/land uses. good indication of the potential street life and activity.

Date: 02 April 2012

JUNCTION PLACE CENTRAL WODONGA FRAMEWORK PLAN: PRECINCT PRINCIPLES AND GUIDELINES

5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.1 URBAN SQUARE

Square Character and Objectives

Location Plan

Reference Images

In relation to the character and objectives of the Urban Square, CDZ Schedule 1 Section 4.0 states: To create an urban square with a centre of town identity with high quality urban design that incorporates rail heritage and urban art. The urban square is to be designed to be a central meeting place which has good pedestrian linkages to other precincts and High Street, offers good solar amenity and weather protection and encourages day and night activity. To provide innovative design and higher built form of a minimum of two storeys height with ground level activation to the south and east to define the corner and offer a distinctive entry to town. Built form is to protect and enhance the amenity of the urban square through ground level activation and integration with the square.

Reference Image: Variety of public seating and interaction opportunities

Reference Image: Well lit public realm providing atmosphere and safety.

Arch: Earthscape

Slow traffic movement encouraged along Church Street to enhance pedestrian connection between Precinct 1 and 3.

In line with the above, the key attributes of the Urban Square are those of a contemporary designed, vibrant, civic, public open space. It is to become a new central meeting place within Wodonga and will become a destination for locals and visitors. It should have a welcoming character where casual outdoor dining is encouraged as is the promotion of a cafe culture. The space will have exemplary landscape treatments and distinctive design elements marking this space as a central focus for Wodonga. Reference Image: Urban Square and Public Interaction

Reference Image: City Square Melbourne

Reference Image: A variety of paving and seating opportunities in an

Reference Image: Shade Structures and opportunities

urban setting

Arch: Batlle I Roig

Urban art is to be integrated into the space with the existing eastern Rail Signal Gantry structure to be strategically located within the space such that it becomes an integral part of it. The Square should have defined edges and boundaries with clear transition to adjoining streets. It will have a daytime and night-time focus with appropriate lighting for night-time use in terms of safety, amenity and atmosphere. Hard paving treatments will dominate the ground plane however there will also be areas of soft landscape offering respite and shade. Innovative shade structures are encouraged. It is envisaged that the proportion of hard paving will be 65% of its area with the balance to be soft landscaped areas.

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Artist’s Impression: The Urban Square looking west into The Promenade

1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

Architect: Katsieris Origami

WODONGA CENTRAL MASTERPLAN PRINCIPLES & GUIDELINES

5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.2 GREEN SQUARE

Square Character and Objectives

Location Plan

Reference Images

The Green Square is at the heart of the residential precinct and is a community focussed park. It is to be moderate in scale and will be a structured space but informal in character. The emphasis is on soft landscaping and trees for shade. The square will provide opportunities for passive recreation, leisure activities and picnics. There will be a small play space for young children. A key feature of the green square will be an area for interpretive rail heritage art combined with a water feature. It will also contain the relocated eastern Rail Signal Gantry structure which will be so located as to form a portal gateway to the western end of The Promenade. Pedestrian movement through the square should focus on easy and convenient access to The Promenade, the link to Belvoir Park/ Sumsion Gardens to the north and successful transition spaces to the traffic-calmed streets that define it’s boundaries.

Reference Image: Garden park setting with predominantly soft

Reference Image: Clear delineation between seating, pathway and park

landscaping treatments

Arch: Gillespies Landscape Architecture

Reference Image: Water feature integrated into public realm

Reference Image: Playspace opportunity

Arch: Rush Wright Landscape Architecture

Arch: Rehwaldt Landscape Architecture

Reference Image: Artwork within a green square setting

Reference Image: Integration of cycle and pedestrian realms

Arch: Ciclosstile Architettura

Arch: W-Architecture

The Green Square should: •

Encourage pedestrian movement around the edges to the active built form frontages.

•

Ensure that there is a directed visual and continuous path for pedestrian and bicycles linking Green Square and the Urban Square.

•

Provide a play space for early years development.

•

Incorporate the relocation of the eastern rail signal gantry structure to be used as a portal gateway to the Promenade.

•

Incorporate a central feature, possibly a water feature that reinforces the layout and geometry of the square.

•

Use a selection of native plants that provide shade and reinforce the edges of walkways.

•

Locate public seats around the perimeter of the square facing the centre.

•

Provide a unified palette of services including lighting, seating, waste bins, drinking water and bicycle racks to the satisfaction of the responsible authority.

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Artist’s Impression: The Green Square looking east into The Promenade

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Architect: Katsieris Origami

WODONGA CENTRAL MASTERPLAN PRINCIPLES & GUIDELINES

5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.3 THE PROMENADE

Promenade Character and Objectives

Location Plan

Street Plan & Section

The Promenade is a pedestrian link public open space that provides an east-west connection through the site. It is a combination of hard and soft landscaping and is uniquely characterised by being flanked by heritage rail buildings on each side for its full length.

THE PROMENADE

Its scale, central position and thoughtful integration with the redeveloped heritage rail buildings that define its boundaries will characterise The Promenade as a unique, highly memorable public space; one that becomes a major experience anchor and clear ‘identifier’ for both Junction Place and for the City of Wodonga.

PROJECT

WODO

CENTR

MASTE CLIENT

VICUR

DRAWIN

THE P

SECTIO

DATE

17-11SCALE 1:150

Key attributes of The Promenade are: •

Capturing the heritage and railway history along the former rail corridor which The Promenade follows.

•

Integration of remnant rail infrastructure flanking heritage buildings will address and over look The Promenade providing natural passive surveillance and interaction.

•

Creatively integrating the Rail Station Building platform level with the change in level to The Promenade ground plane through a series of seating steps, terraces, bleachers and the like.

•

MINIMUM

EXISTING RAILWAY BUILDING

EXISTING GOOD SHED BUILDING

A place of both daytime and nighttime activity encouraged with appropriate functional and atmospheric lighting in the evening.

Key objectives of The Promenade are: •

To creatively locate services such as lighting, seating, drinking water, shade trees, soft landscaping and information services in an integrated median zone.

•

To provide a shared pedestrian and bicycle path of not less that 4.0 m wide.

•

To design alcoves and meeting places at regular intervals that encourage social engagement.

•

To provide a high degree of visual transparency and opening to uses from The Promenade space.

•

To design public spaces that are clearly distinguished from private space.

•

To provide interpretative information in memories and markers associated with the former rail way yards along The Promenade.

•

Artist’s Impression: The Promenade looking east

To allow emergency and service vehicles to safely traverse The Promenade at appropriate times.

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5.4 ELGIN BOULEVARD

Street Character

Location Plan

Street Plan & Section

Elgin Boulevard is the primary entry point to Wodonga and Wodongaâ&#x20AC;&#x2122;s premier east-west street. Elgin Boulevard acts as a counter balance axis to High Street thereby creating an important city intersection. It is proposed that a significant upgrade will occur as part of the re-alignment of Elgin Boulevard leading to the bus interchange zone in Reid Street. There is an opportunity to slow traffic speeds at the corner of Elgin Boulevard and High Street intersection to create a civic focus at the intersection and encourage activity on the street.

ELGIN BOULEVARD

MINIMUM

Street planting and boulevard treatments including a planted centre median will be a feature of Elgin Boulevard with bicycle lanes on both sides of the street.

Reference Image: Bay Street, South Melbourne

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5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.5 SOUTH STREET

Street Character and Objectives

Location Plan

Street Plan & Section

The existing character of South Street is that of a very wide street that lacks spacial definition and contributes to a connectivity barrier between the southern and northern areas of the Wodonga CBA. The opportunity exists to redevelop South Street in a manner that integrates the Central Wodonga site with the northern portion of the city and to encourage access to Sumsion Gardens from Junction Place.

SOUTH STREET

PROJECT

WODONG

CENTRAL

MASTERP CLIENT

VICURBA

Key attributes of South Street are:

DRAWING

•

DATE

SOUTH S

SECTION

Opportunity to create a greater pedestrian focus to South Street. Creation of a new central median zone with parking to be introduced.

•

Designed to be able to accommodate increased traffic volumes as may be required in future. South Street may be converted to two lanes in each direction as needed.

•

Three new intersections to be created at Watson Street and South Street/Smythe Street and Bank Street/South Street.

•

Bike paths to be provided on both sides of the street.

•

It is to have a predominant residential character with some commercial uses. The residential character of South Street is to be reinforced with the central median zone, street planting and pedestrian crossings at strategic points.

•

The role of the South Street and Watson Street connection is a key aspect associated with efficient vehicle and pedestrians. The wide cross section of the existing street (approximately 28.0 m) provides opportunities to cater for car parking and improve the pedestrian environment.

•

Buildings should provide a continuous landscaped edge including private gardens setback 3.0 m from the footpath.

•

Pedestrian paths are to be a minimum of 3.3 m wide.

•

A landscape median of 5.5 is to be provided for 90 degree car parking and pedestrian in the centre of the carriageway.

•

Indented parallel parking is to be provided on both sides of South Street.

1:150 @

MINIMUM

•

17- 11- 2 SCALE

Reference Image: Predominantly residential character street with a high degree of street planting including central median zone.

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5.6 SMYTHE STREET

Street Character

Location Plan

Street Plan & Section

Smythe Street is to have a mixed use character. The street is to be designed to encourage small vehicle movements and to create a pedestrian and bicycle focus. Bicycle lanes and street planting are to be provided on both sides of the street.

KATSIERIS ORIGAMI_1101_WOD_PRINCIPLES AND GUIDELINES_120503_V11

MINIMUM

SMYTHE STREET

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5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.7 CHURCH STREET

Street Character

Location Plan

The extension of Church Street to encourage slow vehicle movements and to create a pedestrian priority. Especially important is the ability for the Church Street extension to be easily and safely crossed by pedestrians moving from the Urban Square to The Promenade.

Street Plan & Section

CHURCH STREET

PROJECT WODONGA CENTRAL

Key attributes of Church Street extension are:

MASTERPLAN CLIENT VICURBAN

•

Calmed Vehicle Movements

DRAWING

•

Pedestrian priority.

DATE

•

Able to be closed to vehicles by bollards for events and at key times of day.

•

Good integration and safe transition for pedestrians and cyclists between the Urban Square and the Promenade to encourage pedestrian movements east-west.

•

A key entry to access the rail heritage area.

•

Re-use and re-interpretation of railway heritage using railway infrastructure.

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CHURCH STREET SECTION

17-11-2011 SCALE 1:150 @ A3

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5.8 BOND STREET

Street Character and Objectives Bond Street is envisaged to be of a laneway type character with a mix of retail and commercial uses providing activity to the street. Parking will occur on both sides of the street with an opportunity for dedicated recreation vehicle (RV) parking.

Location Plan

Street Plan & Section

BOND STREET

Bond Street also provides opportunity for vehicle access for commercial/retail buildings in Precinct 1.

PROJECT WODONGA CENTRAL MASTERPLAN CLIENT VICURBAN DRAWING BOND STREET SECTION

DATE 10- 11- 2011 SCALE 1:150 @ A3

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5 STREETSCAPES AND PUBLIC SPACES: DESIGN GUIDELINES 5.9 NEW STREET 1

Street Character and Objectives

Location Plan

Street Plan & Section

New Street 1 surrounds and defines the Green Square as well as linking Elgin Boulevard with South Street and Smythe Street. A key feature of New Street is the design to encourage slow vehicle movements and to provide pedestrian priority.

NEW STREET 1

PROJECT

Areas of flat curbing, street trees, landscaping and traffic calming measures are encouraged. There are also opportunities for on-street visitor parking and parking for Green Square users.

WODONGA CENTRAL MASTERPLAN CLIENT VICURBAN DRAWING STATION PLACE 1

Due to the non-linear nature of New Street, for ease of identification in the Framework Plan, New Street 1 refers to the street segment south of Green Square and New Street 2 refers to the segment of street north of Green Square.

SECTION

DATE 17-11-2011 SCALE

MINIMUM

1:150 @ A3

NEW STREET 1 SECTION

NEW STREET 1 PLAN

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5.10 NEW STREET 2

Street Character and Objectives

Location Plan

Street Plan & Section

The character of New Street 2 is to be similar to the character proposed for New Street 1 albeit without any adjacency to Green Square.

NEW STREET 2

PROJECT WODONGA CENTRAL MASTERPLAN CLIENT VICURBAN DRAWING STATION PLACE 2 SECTION

DATE 17-11-2011 SCALE

MINIMUM

1:150 @ A3

NEW STREET SECTION 2

NEW STREET PLAN 2

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6 SCHEDULE OF AREAS Date: 05 March 2012 Revision 13

Schedule of Areas - Central Wodonga Framework Plan

5,487

2.1

5,487

Commercial Offices

26,520

3.1 3.2a 3.2b 3.3a 3.3b 3.4

5,301

Retail/Commercial

1,134

Existing Goods Shed

AVIO

Watson Street Extension

6,603

New Street 1, New Street 2

5,198 1,664 2,125 5,299 420

Urban Square

Church Street Extension Elgin Blvd. Extension Bond Street East

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RE ST

N BO U

ET RE ST

LEVA

Smythe Street Extension Bond Street West

H RC EC

4,118

3,572

The Promenade

ELGI

RR 1 RR 2 RR 3 RR 4 RR 5 RR 6 RR7

1,749

Green Square

25,427

5,549

Area of Road Reserve

POS 1 POS 2 POS 3

10,870

0.0 0.2 0.4 0.6 0.8 1.0

Public Open Space

Health/Educ/Mixed/Retail

E ST RE

24,676

HUM

5.1

Residential/Mixed Use

24,676

Residential/Mixed Use

STRE

4,361

THE

10,286

SMY

4.1 4.2

CT 4

14,647

PRECIN

R PL AC

Retail/Mixed Use

LALO

7,065

CT 5

Hotel/Confer/Mixed Use

Existing Rail Station Building

TH S TRE

PRECIN

STRE

738

Public Mixed Use

SON

7,001

SOU

WAT

5,281

Areas are subject to validation by survey and by the detailed resolution of streets, roads and public spaces

Mixed Use/Cafe

Public/Mixed Use

6,441

1.1 1.1a

6,441

US S TRE

USE

OCT

PRECINCT AREA (m2) PARCEL AREA (m2)

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Acknowledgements This document was prepared with the advice and contributions of the City of Wodonga and Places Victoria.

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